水乡之城房地产项目可行性研究报告.doc

only seven, but she always tells me whether my pictures are good or not. She came into my room yesterday. What are you doing ? she asked. Im hanging this picture on the wall, I answered. Its a new one. Do you like it ? She looked at it critically for a moment. Its all right, she said, but isnt it upside-down ? I looked at it again. She was right! It was!Lesson27 A wet night 雨夜Late in the afternoon, the boys put up their tent in the middle of a field. As soon as this was done, they cooked a meal over an open fire. They were all hungry and the food smelt good. After a wonderful meal, they told stories and sang songs by the camp fire. But some time later it began to rain. The boys felt tired so they pet out the fire and crept into their tent. Their sleeping-bags were warm and comfortable, so they all slept soundly. In the middle of the night, two boys woke up and began shouting. The tent was full of water! They all leapt out of their sleeping-bags and hurried outside. It was raining heavily and they found that a stream had formed in the field. The stream wound its way across the field and then flowed right under their tent!Lesson28 No parking 禁止停车Jasper White is one of those rare people who believes in ancient myths. He has just bought a new house in the city, but ever since he moved in, he has had trouble with motorists. when he returns home at night, he always finds that someone has parked a car outside his gate. Because of this, he has not been able to get his own car into his garage even once. Jasper has put up No Parking signs outside his gate, but these have not had any effect. Now he has put an ugly stone head over the gate. It is one of the ugliest faces I have ever seen. I asked him what it was and he told me that it was Medusa, the Gorgon. Jasper hopes that she will turn motorists to stone. But none of them has been turned to stone yet!Lesson29 Taxi! 出租汽车！Captain Ben Fawcett has bought an unusual taxi and has begun a new service. The taxi is a small Swiss aeroplane called a Pilatus Porter. This wonderful plane can carry seven passengers. The most surprising thing about it, however, is that it can land anywhere: on snow, water, or even on a ploughed field. Captain Fawcetts first passenger was a doctor who flew from Birmingham to a lonely village in the Welsh mountains. Since then, Captain Fawcett has flown passengers to many unusual places. Once he landed on the roof of a block of flats and on another occasion, he landed in a deserted car park. Captain Fawcett has just refused a strange request from a businessman. The man wanted to fly to Rockall, a lonely island in the Atlantic Ocean, but Captain Fawcett did not take him because the trip was too dangerous.Lesson30 Football or polo? 足球还是水球？The Wayle is a small river that cuts across the park near my home. I like sitting by the Wayle on fine afternoons. It was warm last Sunday, so I went and sat on the river bank as usual. Some children were playing games on the bank and there were some people rowing on the river. Suddenly, one of the children kicked a ball very hard and it went towards a passing boat. Some people on the bank called out to the man in the boat, but he did not hear them. The ball struck him so hard that he nearly fell into the water. I turned to look at the children, but there werent any in sight: they had all run away! The man laughed when he realized what had happened. He called out to the children and threw the ball back to the bank. Lesson31 Success story 成功者的故事Yesterday afternoon Frank Hawkins was telling me about his experiences as a young man. Frank is now the head of a very large business company, but as a boy he used to work in a small shop. It was his job to repair bicycles and at that time he used to work fourteen hours a day. He saved money for years and in 1938 he bought a small work-shop of his own. During the war Frank used to make spare parts for aeroplanes. At that time he had two helpers. By the end of the war, the small work-shop had become a large factory which employed seven hundred and twenty-eight people. Frank smiled when he remembered his hard early years and the long road to success. He was still smiling when the door opened and his wife came in. She wanted him to repair their sons bicycle! Lesson32 Shopping made easy 购物变得很方便People are not so honest as they once were. The temptation to steal is greater than ever before-especially in large shops. A detective recently watched a well-dressed woman who always went into a large store on Monday mornings. One Monday, there were fewer people in the shop than usual when the woman came in, so it was easier for the detective to watch her. The woman first bought a few small articles. After a little time, she chose one of the most expensive dresses in the shop and handed it to an assistant who wrapped it up for her as quickly as possible. Then the woman simply took the parcel and walked out of the shop without paying. When she was arrested, the detective found out that the shop-assistant was her daughter. The girl gave her mother a free dress once a week !lesson33 Out of the darkness 冲出黑暗Nearly a week passed before the girl was able to explain what had happened to her. One afternoon she set out from the coast in a small boat and was caught in a storm. Towards evening, the boat struck a rock and the girl jumped into the sea. Then she swam to the shore after spending the whole night in the water. During that time she covered a distance of eight miles. Early next morning, she saw a light ahead. She knew she was near the shore because the light was high up on the cliffs. On arriving at the shore, the girl struggled up the cliff towards the light she had seen. That was all she remembered. When she woke up a day later, she found herself in hospital.Lesson34 Quick work 破案“神速”Ted Robinson has been worried all the week. Last Tuesday he received a letter from the local police. In the letter he was asked to call at the station. Ted wondered why he was wanted by the police, but he went to the station yesterday and now he is not worried any more. At the station, he was told by a smiling policeman that his bicycle had been found. Five days ago, the policeman told him, the bicycle was picked up in a small village four hundred miles away. It is now being sent to his home by train. Ted was most surprised when he heard the news. He was amused too, because he never expected the bicycle to be found. It was stolen twenty years ago when Ted was a boy of fifteen !Lesson35 Stop thief! 捉贼！Rov Trenton used to drive a taxi. A short while ago, however, he became a bus-driver and he was not regretted it. He is finding his new work far more exciting. When he was driving along Catford Street recently, he saw two thieves rush out of a shop and run towards a waiting car. One of them was carrying a bag full of money. Roy acted quickly and drove the bus straight at the thieves. The one with the money got such a fright that he dropped the bag. As the thieves were trying to get away in their car, Roy drove his bus into the back of it. While the battered car was moving away, Roy stopped his bus and telephoned the police. The thieves car was badly damaged and easy to recognize. Shortly afterwards, the police stopped the car and both men were arrested. Lesson36 Across the Channel 横渡海峡Erna Hart is going to swim across the English Channel tomorrow. She is going to set out from the French coast at five oclock in the morning. Erna is only fourteen years old and she hopes lo set up a new world record. She is a strong swimmer and many people feel that she is sure to succeed. Ernas father will set out with her in a small boat. Mr Hart has trained his daughter for years. Tomorrow he will be watching her anxiously as she swims the long distance to England. Erna intends to take short rests every two hours. She will have something to drink but she will not eat any solid food. Most of Ernas school friends will be waiting for her on the English coast. Among them will be Ernas mother, who swam the Channel herself when she was a girl.Lesson37 The Olympic Games 奥林匹克运动会The Olympic Games will be held in our country in four years time. As a great many people will be visiting the country, the government will be building new hotels, an immense stadium, and a fine new swimming pool. They will also be building new roads and a special railway-line. The Games will be held just outside the capital and the whole area will be called Olympic City. Workers will have completed the new roads by the end of this year. By the end of next year, they will have finished work on the new stadium. The fine modern buildings have been designed by Kurt Gunter. Everybody will be watching anxiously as the new buildings go up. We are all very excited and are looking forward to the Olympic Games because they have never been held before in this country.Lesson38 Everything except the weather 惟独没有考虑到天气My old friend, Harrison, had lived in the Mediterranean for many years before he returned to England. He had often dreamed of retiring in England and had planned to settle down in the country. He had no sooner returned than he bought a fine house and went to live there. Almost immediately he began to complain about the weather, for even though it was still summer, it rained continually and it was often bitterly cold. After so many years of sunshine, Harrison got a shock. He acted as if he had never lived in England before. In the end, it was more than he could bear. He had hardly had time to settle down when he sold the house and left the country. The dream he had had for so many years ended there. Harrison had thought of everything except the weather.Lesson39 Am I all right? 我是否痊愈？While John Gilbert was in hospital, he asked his doctor to tell him whether his operation had been successful, but the doctor refused to do so. The following day, the patient asked for a bedside telephone. When he was alone, he telephoned the hospital exchange and asked for Doctor Millington. When the doctor answered the phone, Mr Gilbert said he was inquiring about a certain patient, a Mr John Gilbert. He asked if Mr Gilberts operation had been successful and the doctor told him that it had been. He then asked when Mr Gilbert would be allowed to go home and the doctor told him that he would have to stay in hospital for another two weeks. Then Dr Millington asked the caller if he was a relative of the patient. No, the patient answered, I am Mr John Gilbert. Lesson40 Food and talk 进餐与交谈Last week at a dinner-party, the hostess asked me to sit next to Mrs Rumbold. Mrs Rumbold was a large, unsmiling lady in a tight black dress. She did not even look up when I took my seat beside her. Her eyes were fixed on her plate and in a short time, she was busy eating. I tried to make conversation. A new play is coming to The Globe soon, I said. Will you be seeing it ? No, she answered. Will you be spending your holidays abroad this year ? I asked. No, she answered. Will you be staying in England? I asked. No, she answered. In despair, I asked her whether she was enjoying her dinner. Young man, she answered, if you ate more and talked less, we would both enjoy our dinner ! lesson41 Do you call that a hat? 你把那个叫帽子吗？Do you call that a hat ? I said to my wife. You neednt be so rude about it, my wife answered as she looked at herself in the mirror. I sat down on one of those modern chairs with holes in it and waited. We had been in the hat shop for half an hour and my wife was still in front of the mirror. We mustnt buy things we dont need, I remarked suddenly. I regretted saying it almost at once.You neednt have said that, my wife answered. I need not remind you of that terrible tie you bought yesterday. I find it beautiful, I said. A man can never have too into the cave hoping to find buried treasure. The leader of the party was examining the soil near the entrance to the cave when the machine showed that there was gold under the ground. Very excited, the party dug a hole two feet deep. They finally found a small gold coin which was almost worthless. The party then searched the whole cave thoroughly but did not find anything except an empty tin trunk. In spite of this, many people are confident that The Revealer may reveal something of value fairly soon.Lesson56 Faster than sound! 比声音还快！Once a year a race is held for old cars. A lot of cars entered for this race last year and there was a great deal of excitement just before it began. One of the most handsome cars was a Rolls-Royce Silver Ghost. The most unusual car was a Benz which had only three wheels. Built in 1885, it was the oldest car taking part. After a great many loud explosions, the race began. Many of the cars broke down on the course and some drivers spent more time under their cars than in them ! A few cars, however, completed the race. The winning car reached a speed of forty miles an hour-much faster than any of its rivals. It sped downhill at the end of the race and its driver had a lot of trouble trying to stop it. The race gave everyone a great deal of pleasure. It was very different from modern car races but no less exciting. Lesson57 Can I help you, madam? 你要买什么，夫人？A woman in blue jeans stood at the window of an expensive shop. Though she hesitated for a moment, she finally went in and asked to see a dress that was in the window. The assistant who served her did not like the way she was dressed. Glancing at her凯林房地产项目投资可行性研究报告翰逸投资咨询事务所研究所主任：罗丹 研究所副主任：许婷成员：刘林 周凯平 胡小娟 何雨倩 白肖 赵刚2009 年 9 月 21 日目录 第一部分项目基本情况1.1项目名称41.2项目建设单位41.3项目位置41.4项目周边目前现状41.5项目性质及主要特点41.6研究工作概况41.7主要技术经济指标表5第二部分项目环境研讨2.1宏观经济环境62.2项目所在区域经济环境62.3地块区位环境经济环境92.4分析结论11第三部分市场研究3.1市场供给123.2市场需求123.3市场价格133.4市场预测143.5.市场推广15第四部分项目研究4.1地块特征分析154.2项目SWOT分析184.3项目规划建议19第五部分投资估算5.1土地费用225.2前期工程费用225.3建筑安装工程费用225.4基础设施设计费用225.5基础设施建设费用235.6公建设施费用235.7管理费用235.8财务费用235.9销售费用245.10各种税金支出245.11不可见费用245.12投资、成本、利润汇总表24第六部分获利性评价6.1成本利润率256.2销售利润率256.3自有资金投资利润率25第七部分风险评价7.1项目环境风险257.2时机风险257.3项目规划风险267.4项目市场风险267.5项目财务风险277.6项目自然风险277.7项目安全生产风险27 7.8项目质量风险287.9进度控制风险287.10项目竞争对手29第八部分综合评价8.1项目投资方案可行性研究结论298.2项目投资方案的建议30第一部分项目基本情况1.1项目名称：水乡之城1.2项目建设单位 成都金泓建筑有限公司1.3项目位置1.1.1位置 该地块位于成都新津县花源镇，北邻花源镇，南邻成都职业技术学院北门，西靠大件路，东邻花源大道；该地块距新津,双流县均为十公里左右；距成都市区为19公里。1.1.2地块现状与用地规模地块现状:该地块荒置数年,杂草丛生,地势凹凸,无高大建筑物,无须拆迁；无道路规划，靠东有条小路，靠西有条小河，无本地居民。用地规模：本块地面积为89660平方米，134.49亩1.4项目周边目前现状该项目西靠大件路，到成都市区要50分钟左右；该项目与花源镇相邻，东邻花源大道，步行到镇上只需几分钟。该项目周边有本地的常住居民；还有一所大学。该项目周边有较多的店铺，大多数是小餐馆和小超市。1.5项目性质及主要特点1.5.1项目性质该项目为适应花源镇总体规划的要求，着力打造欧式与中式风格相结合的现代化休闲住宅，采用国外先进的建筑设计风格，引入具有欧式风情的园林设计。能为人们提供舒适的居住环境，给人视觉和精神都带来不同的享受。1.5.2项目的特点 该项目设计风格独特，居住环境幽美，休闲与娱乐相结合。该项目设计风格独特，居住环境幽美，休闲与娱乐相结合；该项目与一所大学相邻，拥有浓厚的文化气息，清晨的书声与鸟声给人的生活带来惬意与舒适。1.6研究工作概况 对该项目进行了实地考察，对相关的一些资料进行了市场调查、访问（主要是对花源镇上的居民和商铺进行调查和访问），还借助于网络查阅相关的信息。1.7主要技术经济指标表 1.7.1用地平衡一览表各项用地用地面积（） 住宅用地53900公建用地4400道路用地6360公共绿地250001.7.2总平面图： 1.7.3主要技术经济指标一览表项目数量总户数2730户居住人口9555人平均每户人口3.5人户总建筑面积305740.6住宅总建筑面积300300.6公建总建筑面积5440平均每套建筑面积110人均居住建筑面积31.43绿化率30容积率3.41地下车库用地面积47801.7.4项目公建配套设施一览表项目建筑面积（）单价(元)金额（万元）球类娱乐场所2300936215.28室内娱乐中0物业管理所30048014.4煤气变压站507203.6销售中心100096096合计504.28第二部分项目环境研讨2.1宏观经济环境2.1.1国民经济发展状况2007年由于经济增长高位加速，19月份重工业增速快于轻工业增速3.5个百分点，比上年同期扩大0.2个百分点，使得能源消耗继续保持快速增长势头。2007年上半年，全国单位GDP能耗同比降低2.78%，单位GDP电耗同比上升3.64%，规模以上工业单位增加值能耗同比降低3.87%。19月份工业生产增长18.5%，比上年同期提高1.3个百分点，同期内发电量增速为16.4%，比上年同期提高3.5个百分点，单位工业增加值电耗不降反升。全国化学需氧量排放量和二氧化硫排放量变化与“十一五”规划目标相差甚远。2007年上半年，全国二氧化硫排放总量1263.4万吨，与上年同期相比下降0.88%；化学需氧量排放总量691.3万吨，与上年同期相比增长0.24%。2007年前3季度我国外贸进出口总值15708.3亿美元，比上年同期增长23.5%。其中，出口8782.4亿美元，增长27.1%；进口6925.9亿美元，增长19.1%。前3季度累计贸易顺差为1856.5亿美元。2007年我国在连续5年外贸出口高增长的基础上继续保持较快增长，很多产品对国际市场依赖程度偏高，使我国一些商品受到欧美国家的反倾销调查和指控，频频引发贸易摩擦。近期，国外针对我国产品质量问题加以炒作，掀起了新一轮贸易保护主义浪潮。19月份外贸顺差比上年同期增长68.9%；贸易顺差占GDP的比重继续提高，全年这一比重有可能提高到8.5%左右，净出口对我国经济增长的贡献度明显偏高，我国经济受国际不稳定因素影响的潜在风险加大。2.1.2 固定资产的增长国家统计局公布,去年我国投资保持较快增长,投资结构有所改善。全年全社会固定资产投资172291亿元,比上年增长25.5%,增速比上年加快0.7个百分点。其中,城镇固定资产投资148167亿元,增长26.1%,加快0.3个百分点;农村固定资产投资24124亿元,增长21.5%。在城镇投资中,第一产业投资2256亿元,增长54.5%;第二产业投资65036亿元,增长28.0%;第三产业投资80875亿元,增长24.1%。分地区看,东、中、西部地区城镇投资分别增长21.3%、33.5%和26.7%。全年房地产开发投资30580亿元,比上年增长20.9%。2.1.3消费需求的增长公报称，2008年，中国居民消费价格比上年上涨5.9%，其中食品价格上涨14.3%。 2008年末全国就业人员7.718亿人，比上年末增加490万人。年末人民币汇率为1美元兑6.834元人民币，比上年末升值6.9%。2008年物价涨幅将明显低于2007年，预计CPI上涨3.8%，商品零售物价上涨2.8%。由于物价水平降低，消费品零售额的名义增长将有所降低，预计增长15.8%，低于2007年0.4个百分点。住房消费也不容乐观。一方面目前房价居高不下，2007年前三季度，70个大中城市房屋销售